PC RES 1992-074P.C. RESOLUTION NO. 92-74
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF RANCHO PALOS VERDES APPROVING
CONDITIONAL USE PERMIT NO. 174 FOR THE USE
OF THE VACANT RIDGECREST ELEMENTARY SCHOOL
SITE LOCATED AT 28915 NORTHBAY FOR VARIOUS
EDUCATIONAL PURPOSES AND COMMUNITY SERVICES.
WHEREAS, the applicant, Mr. John White, representing the Palos
Verdes Peninsula Unified School District, has requested a
Conditional Use Permit to allow the use of a vacant elementary
school site for the purposes of conducting educational classes and
other community services at 28915 Northbay (former Ridgecrest
Elementary School); and
WHEREAS, after analyzing the Initial Studies prepared for
Conditional Use Permit Nos. 169 and 170, along with the information
submitted for Conditional Use Permit No. 174, it was determined
that no significant adverse impacts would occur as a result of the
project and therefore the project has been deemed exempt, as per
the California Environmental Quality Act; and
WHEREAS, after notice pursuant to the provisions of the Rancho
Palos Verdes Development Code, a public hearing was held on
November 24, 1992, at which time all interested parties were given
an opportunity to be heard and present evidence:
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO
PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: That the site for the intended use is adequate in
size and shape to accommodate said use and for all of the yards,
setbacks, walls or fences, landscaping and other features required
by this title or by conditions imposed under this section to adjust
said use with those on abutting land and within the neighborhood
since the proposed use will not modify the physical characteristics
of the existing site. The site was previously used as an
elementary school with a population of over 1,000 students. The
Planning Commission believes that the site is adequate in size and
shape to accommodate the intended uses since, all of the uses
combined, are significantly smaller in scope when compared to the
original use. It is the Commission's opinion that the existing
facilities proposed to be used by the various tenants are also
adequate for the intended uses.
Section 2: That the site for the proposed use relates to
streets and highways properly designed to carry the type and
quantity of traffic generated by the subject use in that the school
site, including ingress and egress, was designed to accommodate a
maximum capacity of 950 students (the capacity was increased to
1,200 students with the addition of several portable buildings).
The proposed uses are significantly less intense in terms of
traffic generation since the periods in which the school site will
be travelled to and from will vary throughout the day as a result
of the various uses starting and ending at different times.
Moreover, there will be less vehicles using the streets of access
to the school site since total enrollment of all of the programs
will not come close to reaching the enrollment of the previous
elementary school.
Section 3:. That, in approving the subject use at the
specific location, there will be no significant adverse effect on
adjacent property or the permitted use thereof since based on the
analysis done for C.U.P. Nos. 169 & 170, and the review of the
additional requests, the Commission feels that adjacent properties
(residential uses) will not be adversely affected by the proposed
combined use of the site. The impacts that the Commission felt
might affect the surrounding area were those of traffic/parking,
noise, and public services. The physical design of the campus
includes buffers between the site and the surrounding residential
areas such as transitional slopes, a wide median strip along
Whitley Collins Drive, and a large amount of open space for
recreational activities such as the playing field. Noise from the
site will be directly attributable to the predominantly educational
uses of the site. It is the Commission's opinion that the sounds
of children's activities will not significantly impact the
surrounding area. Both the Fire Department and the Sheriff's
Office have been contacted regarding this matter and neither have
indicated that the uses would create a need for significant
additional services nor would the uses cause a notable impact on
existing services.
Section 4: That the proposed use is not contrary to the
General Plan since Ridgecrest Intermediate School was built in 1964
and was specifically recognized as an institutional use by the
General Plan upon its adoption in 1975. At that time, the General
Plan also recognized that the addition and/or expansion of schools
would be necessary if increases in population were realized.
However, student population actually decreased over the years,
thereby resulting in the closure of the school in 1991. The
expected number of participants for the proposed uses will not
nearly approach the number for the previous use.
P.C. Resolution No. 92-74
Page 2
Section 5: That, in requiring the certain safeguards listed
in the following paragraphs, the Planning Commission deems said
requirements to the minimum necessary to protect the health, safety
and general welfare:
a. Special setbacks and buffers.
b. Fences and/or walls.
C. Lighting
d. Regulation of points of vehicular ingress and
egress
e. Regulation of noise, vibration, odors, etc.
f. Requiring landscaping and maintenance thereof.
g. Requiring maintenance of the structures, grounds,
and/or signs.
h. Requiring service roads and/or alleys when
practical.
i. Such other conditions as will make possible
development of the city in an orderly and efficient
manner and in conformity with the intent and
purposes set forth in this title.
The Commission believes that the safeguards listed above were met
during the design and approval process for the original school and
continue to comply with the City's current standards. Any
modifications of these safeguards in the future will be subject to
review and approval of the Director of Environmental Services.
Section 6:- For the foregoing reasons and based on information
contained in the Staff report, and records of the proceedings, the
Planning Commission hereby approves Conditional Use Permit No. 174
subject to the conditions contained in Exhibit "All attached hereto
and made a part hereof, which are necessary to preserve the public
health, safety, and general welfare in the area.
PASSED, APPROVED, AND ADOPTED this 24th day of November, 1992.
Dudley OT)derdonk, Director
of Envieonmental Services and
Secretary to the Commission
� /I
Robert Katherman
Chairman
P.C. Resolution No. 92-74
Page 3
•
EXHIBIT "All
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 174
RIDGECREST ELEMENTARY SCHOOL
28915 NORTHBAY ROAD
1. Within thirty (30) days of this approval, the applicant shall
submit, in writing, a statement that he has read, understands
and agrees with all conditions of approval contained in this
exhibit. Failure to provide such a statement shall render
this approval null and void.
2. The following table represents the current tenants, rooms,
and hours of operation:
RESTORATION.'.
8:00
A.M. -
MON. SAT.
PROPOSED
......
5:00
P.M.
BLDG. B
...... ...... ......
(9:00
A.M.
RM. 202
. . ....... . - ...
6:00
P.M.)
.......... . ...........
COMPUTER
6:00 6:00
P.M.
MON. FRI
PROPOSED
......
9:30
P.M.
BLDG. C,
.... .... ..
9:00
A.M.
SAT. SUN.
RM. 309
5:00
P.M.
3. Any proposed signage must comply with the suggested sign
program and shall be subject to review and approval by the
Director of Environmental Services.
4. The applicant shall provide written documentation that the
Fire Department has verified that adequate fire alarm
systems are available on the site.
P.C. Resolution No. 92-74
Page 4
5. The applicant shall install adequate communication systems on
the site in case of emergency and provide proof thereof to
the Director of Environmental services.
6. The applicant shall obtain approval from the Director of
Environmental Services prior to making any modifications or
additions to the site (including lighting, addition of any
structures, etc.).
7. All conditions shall be complied with and maintained in a
good faith effort from the applicant. This approval may be
revoked by the Director of Environmental Services if any of
these conditions of approval are not complied with.
8. This permit is valid for five (5) years. The Planning
Commission may grant an extension of this use permit. A
written extension request must be submitted with the
appropriate fee prior to its expiration. A noticed public
hearing on the extension request shall be published and
mailed to all property owners within 500 feet of the site.
The applicant shall provide mailing labels to the
Environmental Services Dept. identifying the property owners
within the 500 foot radius for the noticing.
9. All current and future tenants must provide proof of lease
agreement with the Palos Verdes Peninsula Unified School
District.
10. All conditions of approval attached as Exhibit "All of
Resolution No. 92-46 shall continue to be adhered to and
become a part of these conditions of approval for the
master C.U.P.
11. All future uses of the site that will not create a need for
parking that will exceed the capacity of the existing parking
lot will be reviewed and approved by the Director of
Environmental Services. Standard noticing for Conditional
Use Permits shall be required to allow residents in the area
the opportunity to comment and appeal on the proposal(s).
Any requests that, upon Staff review, might exceed the
Director's discretion, shall be reviewed by the Commission.
P.C. Resolution No. 92-74
Page 5